I've been so up in the air with reading all the pros and cons, I especially worry about people saying to beware since agents can be open to lawsuits when buying investment and representing themselves. 

I feel I have represented us very well so far :)Forgive me for the basic question but when your are 'running the numbers' - what are you looking for?

Looking in G'ville and Jax.I would think that all Realtors are good. they have a licencethey have been trained in the ways of representing others for a feethey have to go to continuing education coursesthey are regulated by the statemost are bonded and have error and omission insurancethey are members of the local MLSmembers of Boards of Realtorsthey are motivated to earn income from listing and selling real estatemost are not real estate investorsmost are sincere and anxious and ready to earn a commissionLicencee are trained to represent others for a commission and to protect the public from fraud. 

Agree with Jeff GreenbergIn Texas, the buyers can seek legal actions against the seller in such circumstances but you will need an attorney to represent you. 

She is coming it to me because she was not represented by an agent when selling her house and is now in a bind.

I represent a client with a variety of properties under management. 

This agreement shall be a covenant running with the land and be binding upon the parties hereto, their heirs, personal representatives, grantees, assigns and successors in interest."

Whatever you do, begin looking for someone to represent you in whichever market you choose.

All 3 of these I told them they'd need a representative here to physically see the house in person if their offer was to be considered.

This allowed me to have my down payment because I represented myself as the Realtor AND closing costs paid, AND have a little bit left over for rehab (which almost all HUD homes need).